169 Watling Street, Park Street, St Albans, AL2 2NZ

demolition of detached garage and erection of new four bedroom 2 storey dwelling

Authority: St Albans City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: White P

Main issues, as the Inspector framed them

The effects of the proposal on the living conditions of the occupiers of 169a Watling Street, with regard to outlook

What decided it

The significant harm to the living conditions of occupiers of the neighbouring property 169a Watling Street through loss of outlook and overbearing impact substantially outweighs the marginal housing contribution of a single dwelling in a context of housing land supply shortfall.

The adverse effects on the living conditions of the adjoining dwelling significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole

Framework references: 11, 12

Plan policies cited: Policy 69, Policy 70

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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